2017-11-03T09:36:04-07:00 2016-12-31 410746749 CLIFTONLARSONALLEN LLP 2210 E ROUTE 66 GLENDORA CA 917404676 990 2016-01-01 200696786 PACIFIC CHARTER SCHOOL DEVELOPMENT PACI 2135424700 600 WILSHIRE BLVD SUITE 200 LOS ANGELES CA 90017 JOHN SUN CHIEF EXECUTIVE OFFI 0021354247 2017-11-03 true DERRICK DEBRUYNE CPA P00591016 6268577300 2017-11-03 F30C9803009AF1367FA6677163B1752C2B6778A9 3877D7B1DE71DCD9662C451795298FFD489133B6 2016 2021-01-29 14:40:06Z X JOHN SUN 600 WILSHIRE BLVD SUITE 200 LOS ANGELES CA 90017 20376212 false X WWW.PACIFICCHARTER.ORG X 2004 CA TO SUPPORT AND FACILITATE THE DEVELOPMENT OF CHARTER SCHOOL FACILITIES. 8 8 21 -76401 -44341 10713086 10303133 3484192 4127884 40110 -3719219 162106 41201 14399494 10752999 250953 0 0 2185194 2581908 0 152873 2820439 3146920 5256586 5728828 9142908 5024171 62320087 80326033 38998950 51980725 23321137 28345308 X PACIFIC CHARTER SCHOOL DEVELOPMENT IS A NON-PROFIT REAL ESTATE DEVELOPMENT ORGANIZATION PROVIDING LOW-COST FACILITIES TO HIGH-QUALITY CHARTER SCHOOLS. false false 4886749 4313996 PACIFIC CHARTER SCHOOL DEVELOPMENT (PCSD) IS ACCELERATING THE PACE OF URBAN SCHOOL REFORM AS A NON-PROFIT DEVELOPER FOR PUBLIC CHARTER SCHOOL FACILITIES. BY PARTNERING WITH SOME OF THE NATION'S HIGHEST PERFORMING ORGANIZATIONS THAT OPERATE SCHOOLS SERVING LOW-INCOME STUDENTS, WE ARE HELPING THESE GROUPS EXPAND AND SERVE MORE FAMILIES. WE CREATE SMALL, ACADEMICALLY-FRIENDLY, SUSTAINABLE AND ENVIRONMENTALLY-RESPONSIBLE CHARTER SCHOOL CAMPUSES AT A FRACTION OF THE "COST-PER-SEAT" INCURRED BY TRADITIONAL PUBLIC SCHOOL SYSTEMS. IN OUR FIRST TWELVE YEARS OF SCHOOL OPENINGS, PCSD HAS SERVED 60 SCHOOLS ON 49 CAMPUSES, DEVELOPING 26,155 STUDENT SEATS. AT EACH PCSD CAMPUS EXCEPT ONE, AT LEAST 75% OF THE STUDENTS RECEIVE FREE OR REDUCED-PRICE MEALS THROUGH THE FEDERAL NATIONAL SCHOOL LUNCH PROGRAM. PCSD BUILDS PUBLIC CHARTER SCHOOLS THAT PROVIDE SMALLER, MORE CUSTOMIZED LEARNING ENVIRONMENTS THAT ARE YIELDING SUPERIOR ACADEMIC RESULTS. CHARTER SCHOOLS ARE FREE PUBLIC SCHOOLS. ADMISSION IS OPEN TO ALL AND DETERMINED BY AN UNBIASED LOTTERY OF THE APPLICANTS TO THE SCHOOL. THE DEMAND FOR CHARTER SCHOOLS CONTINUES TO GROW AS MORE PARENTS BECOME AWARE OF THIS OPPORTUNITY FOR THEIR CHILDREN. PCSD IS AT THE FOREFRONT OF MAKING THIS TRANSFORMATIVE CHANGE IN K-12 PUBLIC EDUCATION. VIA THE PROJECT DEVELOPMENT PROCESS, PCSD HELPS SCHOOLS OVERCOME TREMENDOUS BARRIERS TO FIND, FINANCE, ENTITLE, BUILD AND SECURE FACILITIES. PCSD'S DEVELOPMENT FEE, AT 5% OF PROJECT COST, IS BELOW MARKET. AS A LANDLORD, PCSD CHARGES A BELOW-MARKET RENT. WHEN EACH CHARTER SCHOOL TENANT REACHES A STATE OF MATURITY DEFINED BY METRICS INVOLVING ACADEMIC AND FINANCIAL PERFORMANCE AND COMMUNITY SUPPORT, PCSD WORKS WITH EACH SCHOOL'S LEADERSHIP TEAM TO SECURE LONG-TERM FINANCING TO SUPPORT THE PURCHASE OF THEIR CAMPUSES AT COST FROM PCSD. IN DOING SO, CHARTER SCHOOLS ACQUIRE REAL ASSETS AND LONG-TERM BALANCE SHEET STABILITY WHILE PCSD RECYCLES COMMITTED EQUITY SO EACH PHILANTHROPIC DOLLAR GENERATES ADDITIONAL CHARTER SCHOOL SEATS MANY TIMES OVER. PCSD'S PARTNERS CONTINUE TO INCLUDE SOME OF THE LEADING FOUNDATIONS INVOLVED IN URBAN EDUCATION REFORM: THE AHMANSON FOUNDATION, BROAD FOUNDATION, WALTON FAMILY FOUNDATION AND WEINGART FOUNDATION. THESE ORGANIZATIONS HAVE BEEN ABLE TO SEED THE ACTIVITIES OF PCSD WITH LARGE ENOUGH SUPPORT TO JUMPSTART PCSD'S CAPITAL INTENSIVE BUSINESS MODEL. 4886749 true true false false false false false false false false true false false false true true false true false false false false false false false false false false false true false false false false false false false false false false false false true true false false false true 39 0 true 21 true true true false false false false false false false false false X 8 8 false false false false false false false true true false false true true true true false false true true false CA WA X APRIL CANG 2135424706 600 WILSHIRE BLVD STE 200 LOS ANGELES CA 90017 RICH BILLINGS BOARD MEMBER 1.00 1.00 X 0 0 0 REGGIE GILYARD BOARD MEMBER 1.00 1.00 X 0 0 0 BRIAN GREENBERG BOARD MEMBER 1.00 1.00 X 0 0 0 PAUL HABIBI BOARD MEMBER 1.00 1.00 X 0 0 0 ERIC JOHNSON BOARD MEMBER 1.00 1.00 X 0 0 0 ERIC SUSSMAN BOARD MEMBER 1.00 1.00 X 0 0 0 GREGORY MCGINITY BOARD MEMBER 1.00 1.00 X 0 0 0 ELI KENNEDY DIRECTOR 1.00 2.00 X 0 0 0 JOHN SUN CHIEF EXECUT 38.00 2.00 X 241676 0 29689 MARY KATE HIRSH CHIEF OPERAT 40.00 X 178787 0 23441 SCOTT THOMAS CHIEF FINANC 39.00 1.00 X 161130 0 22121 PATRICK A ONTIVEROS GENERAL COUN 38.00 2.00 X 155066 0 6341 JAMES HEUGAS SR. PROJECT 40.00 X 147597 0 21962 HOPE FANG SR. PROJECT 40.00 X 142035 0 21639 TINA LIN PROJECT MANA 40.00 X 122470 0 9157 ABIGAIL PONTZER DIRECTOR OF 40.00 X 121510 0 4583 1270271 138933 8 false true false KIRTLEY COLE 1010 EVERETT MALL WAY SUITE 102 EVERETT WA 98209 CONSTRUCTION 1961373 JOHN KORSMO CONSTRUCTION 1940 EAST D ST NO300 TACOMA WA 98401 CONSTRUCTION 431091 TEF ARCHITECTURE AND INTERIOR DESIGN 1420 SUTTER ST 2ND FLOOR SAN FRANCISCO CA 94109 ARCHITECTURE 416540 JAWA INVESTMENT LLC 3690 W MERCER IWAY MERCER ISLAND WA 98040 FINANCE 250000 MUSICK PEELER & GARRETT LLP ONE WILSHIRE BLVD SUITE 2000 LOS ANGELES CA 90017 LEGAL 217888 13 10303133 10303133 RENTAL & MGMT INCOME 2154876 2154876 DEVELOPMENT FEES 1703269 1703269 INV. GAIN-NOTES RECEIVABLE 269739 269739 4127884 53948 53948 68510 144911 -76401 -76401 -76401 5705135 9478302 -3773167 -3773167 -3773167 MISCELLANEOUS 117602 117602 117602 10752999 4245486 -76401 -3719219 656844 492634 131367 32843 1601023 1200767 320205 80051 41574 31180 8316 2078 121387 91040 24278 6069 161080 120810 32216 8054 20230 4046 16184 73440 55080 14688 3672 382606 367346 12208 3052 76072 61439 11828 2805 146175 109631 29235 7309 98980 84133 9898 4949 6659 6659 549408 549408 463154 463154 269101 215281 53820 STARTUP COSTS 936218 936218 MISC. EXPENSES 103374 88455 14003 916 MEALS & ENTERTAINMENT 12883 9662 2577 644 TRAINING & DEVELOPMENT 7195 5396 1439 360 1425 1069 285 71 5728828 4886749 689206 152873 1582608 12272779 24701684 22905253 6133747 2500000 216672 351847 6623038 8519467 588211 1137245 32950369 672269 22208810 32278100 265317 361342 62320087 80326033 293102 1074911 12406973 16226672 25831250 29330000 467625 5349142 38998950 51980725 X 18869102 23903055 4452035 4442253 23321137 28345308 62320087 80326033 5024171 X false true X true false X 355510 1078182 4124433 10713086 10303133 26574344 355510 1078182 4124433 10713086 10303133 26574344 13256323 13318021 14605 36965 33233 58040 53948 196791 26771135 21374539 0.49750 0.29120 X RESTRICTED RESTRICTED RESTRICTED RESTRICTED RESTRICTED RESTRICTED RESTRICTED RESTRICTED 9606000 9606000 16332241 672269 15659972 7012128 7012128 32278100 PURCHASE OPTION DEPOSITS 3500000 SECURITY DEPOSITS 1849142 5349142 X 10752999 10752999 10752999 5728828 5728828 5728828 SCHEDULE D, PAGE 3, PART X PCSD HAS EVALUATED ITS TAX POSITIONS AND THE CERTAINTY AS TO WHETHER THOSE POSITIONS WILL BE SUSTAINED IN THE EVENT OF AN AUDIT BY TAXING AUTHORITIES AT THE FEDERAL AND STATE LEVELS. THE PRIMARY TAX POSITIONS EVALUATED ARE RELATED TO PCSD'S CONTINUED QUALIFICATIONS AS A TAX-EXEMPT ORGANIZATION AND WHETHER THERE ARE UNRELATED BUSINESS INCOME ACTIVITIES CONDUCTED THAT WOULD BE TAXABLE. MANAGEMENT HAS DETERMINED THAT ALL INCOME TAX POSITIONS ARE MORE LIKELY THAN NOT OF BEING SUSTAINED UPON POTENTIAL AUDIT OR EXAMINATION; THEREFORE, NO DISCLOSURES OF UNCERTAIN INCOME TAX POSITIONS ARE REQUIRED. X X false false false false false false false false false JOHN SUN CHIEF EXECUTIVE OFFI 198926 42750 9667 20022 271365 MARY KATE HIRSH CHIEF OPERATING OFFI 162287 16500 6442 16999 202228 SCOTT THOMAS CHIEF FINANCIAL OFFI 161130 6445 15676 183251 PATRICK A ONTIVEROS GENERAL COUNSEL 139106 11160 4800 6203 138 161407 JAMES HEUGAS SR. PROJECT MANAGER 134097 13500 5907 16055 169559 HOPE FANG SR. PROJECT MANAGER 129035 13000 5447 16192 163674 FORM 990, PAGE 2, PART III, LINE 4A SCHOOL LUNCH PROGRAM. PCSD BUILDS PUBLIC CHARTER SCHOOLS THAT PROVIDE SMALLER, MORE CUSTOMIZED LEARNING ENVIRONMENTS THAT ARE YIELDING SUPERIOR ACADEMIC RESULTS. CHARTER SCHOOLS ARE FREE PUBLIC SCHOOLS. ADMISSION IS OPEN TO ALL AND DETERMINED BY AN UNBIASED LOTTERY OF THE APPLICANTS TO THE SCHOOL. THE DEMAND FOR CHARTER SCHOOLS CONTINUES TO GROW AS MORE PARENTS BECOME AWARE OF THIS OPPORTUNITY FOR THEIR CHILDREN. PCSD IS AT THE FOREFRONT OF MAKING THIS TRANSFORMATIVE CHANGE IN K-12 PUBLIC EDUCATION. VIA THE PROJECT DEVELOPMENT PROCESS, PCSD HELPS SCHOOLS OVERCOME TREMENDOUS BARRIERS TO FIND, FINANCE, ENTITLE, BUILD AND SECURE FACILITIES. PCSD'S DEVELOPMENT FEE, AT 5% OF PROJECT COST, IS BELOW MARKET. AS A LANDLORD, PCSD CHARGES A BELOW-MARKET RENT. WHEN EACH CHARTER SCHOOL TENANT REACHES A STATE OF MATURITY DEFINED BY METRICS INVOLVING ACADEMIC AND FINANCIAL PERFORMANCE AND COMMUNITY SUPPORT, PCSD WORKS WITH EACH SCHOOL'S LEADERSHIP TEAM TO SECURE LONG-TERM FINANCING TO SUPPORT THE PURCHASE OF THEIR CAMPUSES AT COST FROM PCSD. IN DOING SO, CHARTER SCHOOLS ACQUIRE REAL ASSETS AND LONG-TERM BALANCE SHEET STABILITY WHILE PCSD RECYCLES COMMITTED EQUITY SO EACH PHILANTHROPIC DOLLAR GENERATES ADDITIONAL CHARTER SCHOOL SEATS MANY TIMES OVER. PCSD'S PARTNERS CONTINUE TO INCLUDE SOME OF THE LEADING FOUNDATIONS INVOLVED IN URBAN EDUCATION REFORM: THE AHMANSON FOUNDATION, BROAD FOUNDATION, WALTON FAMILY FOUNDATION AND WEINGART FOUNDATION. THESE ORGANIZATIONS HAVE BEEN ABLE TO SEED THE ACTIVITIES OF PCSD WITH LARGE ENOUGH SUPPORT TO JUMPSTART PCSD'S CAPITAL INTENSIVE BUSINESS MODEL. FORM 990, PAGE 6, PART VI, LINE 11B A DRAFT OF THE FORM 990 IS REVIEWED BY ALL BOARD MEMBERS PRIOR TO FILING. FORM 990, PAGE 6, PART VI, LINE 12C WHENEVER THERE IS A REASON TO BELIEVE THAT A POTENTIAL CONFLICT OF INTEREST EXISTS, THE BOARD OF DIRECTORS REVIEWS THE ISSUE TO DETERMINE THE APPROPRIATE RESPONSE. IF A POTENTIAL CONFLICT OF INTEREST INVOLVES AN EMPLOYEE OTHER THAN THE PRESIDENT OR CEO, THE PRESIDENT AND CEO ARE RESPONSIBLE FOR REVIEWING THE MATTER, TAKING APPROPRIATE ACTION AND REPORTING THE MATTER TO THE BOARD CHAIR WITH THE RESULTS OF ANY ACTION TAKEN. IF A CONFLICT OF INTEREST ARISES BETWEEN PACIFIC CHARTER SCHOOL DEVELOPMENT AND AN INTERESTED PARTY, THE ORGANIZATION SHALL REFRAIN FROM ACTING UNTIL SUCH A TIME AS A PROPOSED ACTION, POLICY OR TRANSACTION HAS BEEN APPROVED BY THE DISINTERESTED MEMBERS OF THE BOARD. FORM 990, PAGE 6, PART VI, LINE 15A PCSD'S TOP MANAGEMENT, KEY EMPLOYEES AND OTHER OFFICERS HAVE ANNUAL COMPENSATION REVIEWS WHICH ARE THEN FOLLOWED BY A WRITTEN SUMMARY PREPARED BY THE CEO AND SHARED WITH EACH EMPLOYEE. FORM 990, PAGE 6, PART VI, LINE 15B PCSD'S TOP MANAGEMENT, KEY EMPLOYEES AND OTHER OFFICERS HAVE ANNUAL COMPENSATION REVIEWS WHICH ARE THEN FOLLOWED BY A WRITTEN SUMMARY PREPARED BY THE CEO AND SHARED WITH EACH EMPLOYEE. FORM 990, PAGE 6, PART VI, LINE 19 PCSD'S WEBSITE ALLOWS INTERESTED PARTIES TO CONTACT THE PRESIDENT & CEO FOR GOVERNING DOCUMENTS, FINANCIAL STATEMENTS, TAX RETURNS AND CONFLICT OF INTEREST POLICIES AND PROCEDURES. PCSD GUARANTY POOL LLC 600 WILSHIRE BLVD SUITE 200 LOS ANGELES CA 90017 200696786 PART VII CA 362 PCSD PCSD 3200 ADAMS LLC 600 WILSHIRE BLVD SUITE 200 LOS ANGELES CA 90017 200696786 PART VII CA -3569773 33796 PCSD PCSD EAST 27TH STREET LLC 600 WILSHIRE BLVD SUITE 200 LOS ANGELES CA 90017 200696786 PART VII CA 777538 2642203 PCSD PCSD 165TH & MENLO LLC 600 WILSHIRE BLVD SUITE 200 LOS ANGELES CA 90017 200696786 PART VII CA 6039 120187 PCSD NATIONAL EDUCATION NEW MARKET TAX CREDIT LLC 600 WILSHIRE BLVD SUITE 200 LOS ANGELES CA 90017 901009646 PART VII DE PCSD PCSD 3640 1ST STREET LLC 600 WILSHIRE BLVD SUITE 200 LOS ANGELES CA 90017 200696786 PART VII CA PCSD PCSD 12700 AVALON LLC 600 WILSHIRE BLVD SUITE 200 LOS ANGELES CA 90017 200696786 PART VII CA 648242 9644618 PCSD PCSD PUT CALL LLC 600 WILSHIRE BLVD SUITE 200 LOS ANGELES CA 90011 900806601 PART VII CA PCSD PCSD 5490 INTERNATIONAL BLVD LLC 600 WILSHIRE BLVD SUITE 200 LOS ANGELES CA 90011 200696786 PART VII CA 430000 PCSD PCSD 500 OREGON STREET LLC 600 WILSHIRE BLVD SUITE 200 LOS ANGELES CA 90011 200696786 PART VII CA 1314 7057350 PCSD PCSD1633 WEST 11TH STREET LLC 600 WILSHIRE BLVD SUITE 200 LOS ANGELES CA 90011 200696786 PART VII CA 115 1217161 PCSD PCSD 4630 DOZIER AVE LLC 600 WILSHIRE BLVD SUITE 200 LOS ANGELES CA 90011 200696786 PART VII CA 308514 PCSD PCSD 1111 WEST MANCHESTER AVE LLC 600 WILSHIRE BLVD SUITE 200 LOS ANGELES CA 90011 800696786 PART VII CA -247925 1283133 PCSD PCSD 9934 LEMONA AVE LLC 600 WILSHIRE BLVD SUITE 200 LOS ANGELES CA 90011 200696786 PART VII CA 1623206 PCSD PCSD 1241 SOTO LLC 600 WILSHIRE BLVD SUITE 200 LOS ANGELES CA 90011 200696786 PART VII CA 471173 13602079 PCSD PCSD 3927-3947 VERMONT AVE LLC 600 WILSHIRE BLVD SUITE 200 LOS ANGELES CA 90011 200696786 PART VII CA 19714 5885633 PCSD PACIFIC CHARTER FACILITIES HOLDING 600 WILSHIRE BLVD SUITE 200 LOS ANGELES CA 90017 371763937 SUPPORT OR CA 501C3 12A NA false WASHINGTON CHARTER SCHOOL DEVELOPME 210 S HUDSON STREET SUITE 330 SEATTLE WA 98134 471346473 SUPPORT OR DE 501C3 12A NA false false true false false false false false false false false false false false true true false false true false PACIFIC CHARTER FACILITIES HOLDINGS R 170342 FAIR VALUE WASHINGTON CHARTER SCHOOL DEV B 790 FAIR VALUE SCHEDULE R PART I, COLUMN B: PRIMARY ACTIVITY FOR ALL DISREGARDED ENTITIES LISTED IS TO DEVELOP FACILITIES FOR CHARTER SCHOOLS.